Question 1

Who is Japan Homes Australia?

Accepted Answer

Japan Homes Australia is a project management company specialising in residential renovation and property development across NSW and Victoria. We are part of Japan Homes Group, which has been operating in New Zealand since 2004. We apply Japanese project management standards to every project — selecting and managing vetted subcontractors, conducting stage inspections, and ensuring quality at every step.

Question 2

Are you licensed and insured in Australia?

Accepted Answer

Yes. Japan Homes Australia operates as Japan Homes Victoria Pty Ltd and Japandi Project Pty Ltd, both fully licensed and insured for residential construction in NSW and Victoria. We are happy to provide documentation on request.

Question 3

Do you do the building work yourself?

Accepted Answer

No — and this is intentional. Japan Homes is a project management company. Physical construction is carried out by carefully selected, vetted subcontractors. Our value is in applying Japanese management standards to their work: selecting trades with quality track records, setting clear benchmarks before work begins, and conducting systematic inspections at every stage. This is the same model used by major construction firms in Japan — and it produces more consistent results than relying on any single tradesperson.

Question 4

Are you a Japanese company?

Accepted Answer

Japan Homes was founded and is managed by Mickey Okabe, a Japanese entrepreneur with over 20 years of experience in construction and property development. The company brings Japanese management philosophy — thoroughness, precision, and accountability — to the Australian residential market.

Question 5

Which areas do you serve?

Accepted Answer

We primarily serve homeowners and investors across Sydney (NSW) and Melbourne (VIC), with Brisbane (QLD) inquiries also welcomed. Contact us to confirm availability in your area.

Question 6

What renovation services do you offer?

Accepted Answer

We offer bathroom renovation, kitchen renovation, rental-ready renovation, pre-sale renovation, small renovation and repairs, and commercial fit-out. Every service is project-managed to the same Japan Homes standard.

Question 7

How much does a bathroom renovation cost in Australia?

Accepted Answer

A basic bathroom refresh typically costs $8,000–$15,000. A mid-range renovation with new tiling, fixtures, and vanity is typically $15,000–$35,000. A full strip-and-rebuild with premium materials ranges from $35,000–$60,000+. Costs vary based on size, location, materials, and whether hidden issues are found during strip-out. We provide itemised fixed-price quotes after assessing your bathroom — no guesswork.

Question 8

How much does a kitchen renovation cost?

Accepted Answer

A cabinet door and benchtop refresh starts from around $8,000–$18,000. A full kitchen renovation with new cabinetry, benchtops, splashback, and appliance integration typically costs $25,000–$55,000+. Layout changes that require plumbing or electrical relocation add to the cost. We provide fixed-price quotes after a site visit.

Question 9

How long does a renovation take?

Accepted Answer

A bathroom renovation typically takes 2–4 weeks on site. A kitchen renovation is typically 3–6 weeks. Timelines depend on scope, materials lead time, and any issues found during strip-out. We confirm timelines in writing before work begins and provide regular updates throughout.

Question 10

Can I live at home during the renovation?

Accepted Answer

In most cases yes. For bathroom and kitchen renovations, you will need an alternative facility for the duration of works — we discuss this during the consultation so there are no surprises. For larger projects, we can advise on temporary accommodation options.

Question 11

Do I need council approval for a renovation?

Accepted Answer

Standard internal renovations within the existing footprint — such as bathroom and kitchen renovations — generally do not require council approval in NSW or Victoria. However, any work involving structural changes, additions, or changes to the building envelope may require approval. We confirm the exact requirements for your project during our initial assessment.

Question 12

What if there are hidden problems found during a renovation?

Accepted Answer

Hidden issues — such as water damage, mould, or deteriorated waterproofing — are relatively common in older Australian bathrooms. We identify as many risks as possible during the initial site assessment and factor contingencies into our planning. If something unexpected is discovered during work, we stop, photograph the issue, explain it clearly, and get your approval before proceeding. Nothing changes without your knowledge.

Question 13

What development services do you offer?

Accepted Answer

We specialise in residential property development including granny flats and secondary dwellings, duplex and multi-unit development, and land feasibility assessment. We manage the full process from feasibility through council approval, construction management, and final handover.

Question 14

How much does a granny flat cost to build in Australia?

Accepted Answer

A standard granny flat in Australia typically costs $150,000–$250,000 to build, depending on size, location, site conditions, and finish level. A 60m² self-contained dwelling in Sydney or Melbourne is typically in the $180,000–$230,000 range. We provide site-specific fixed-price quotes after a feasibility assessment — not ballpark estimates.

Question 15

What approval do I need for a granny flat in NSW?

Accepted Answer

In NSW, granny flats under 60m² on blocks over 450m² can often be approved as Complying Development — a faster pathway than a full Development Application, typically taking 10–20 business days. Larger dwellings or more complex sites require a full DA. We research the exact approval pathway for your specific property as part of our feasibility assessment.

Question 16

What approval do I need for a granny flat in Victoria?

Accepted Answer

In Victoria, secondary dwellings typically require a planning permit. Requirements vary by council zone, overlay, and site characteristics. Some smaller structures may qualify for permit exemptions. We research the specific requirements for your Melbourne or regional Victorian property as part of the feasibility process.

Question 17

How long does it take to build a granny flat?

Accepted Answer

From feasibility assessment to handover, a granny flat project typically takes 6–10 months. This includes 1–2 months for design and approvals, and 3–5 months for construction. The main variable is council approval timelines, which differ significantly between councils and approval pathways. We provide an honest project timeline estimate during the feasibility assessment.

Question 18

Can I rent out a granny flat once it’s built?

Accepted Answer

Yes — in most cases. Granny flats approved under NSW Complying Development or a Victorian planning permit can be rented to anyone, not just family members. Rental income potential is typically $400–$600 per week in Sydney and $380–$550 in Melbourne, depending on size, location, and finish. We confirm rental eligibility for your specific property during the feasibility conversation.

Question 19

Do I need to already own land to work with Japan Homes Development?

Accepted Answer

In most cases yes — we work with property owners who want to develop or improve land they already own. If you are also exploring land acquisition, we can discuss that during the consultation and advise on what to look for.

Question 20

Do you provide fixed-price quotes?

Accepted Answer

Yes — always. Every Japan Homes quote is fixed-price and fully itemised. We do not use allowances that shift cost risk onto you. What we quote is what you pay. The only additions possible are changes you specifically request, or genuinely unforeseeable structural issues — which we discuss and get your approval for before any cost is incurred.

Question 21

What is the difference between a fixed-price and cost-plus contract?

Accepted Answer

A fixed-price contract sets the total cost upfront — the builder carries the risk of cost variations. A cost-plus contract means you pay the actual cost of materials and labour, plus a margin. With cost-plus, the final bill is unknown until the project ends and can significantly exceed initial estimates. Japan Homes uses fixed-price contracts for all standard residential work. We recommend avoiding cost-plus arrangements for renovation projects unless the scope genuinely cannot be determined in advance.

Question 22

Are there hidden costs I should know about?

Accepted Answer

No. Our quotes include all costs within the agreed scope. We do not add variations after the fact. The only exceptions are changes you explicitly request, or unforeseeable structural issues — and in both cases, we stop, explain the situation, provide a cost estimate, and proceed only with your written approval.

Question 23

Can work be done in stages to spread the cost?

Accepted Answer

In some cases yes — particularly for larger projects or multiple separate works. We advise during the consultation on what can be staged practically and what cannot. Some works are more cost-effective when done together — we will always be honest about this.

Question 24

How does the free consultation work?

Accepted Answer

We visit your property at no cost. We listen to what you want to achieve, ask the right questions, assess the space, and give you honest feedback — including if we think a different approach would work better for your situation. There is no obligation and no pressure. Most consultations take 30–60 minutes.

Question 25

How do you manage quality if you use subcontractors?

Accepted Answer

This is the most important question to ask any project management firm. Japan Homes selects subcontractors based on verified quality track records — not just price. Before any trade starts, we brief them on our quality benchmarks for that project. We conduct stage inspections throughout the build and do not sign off on any phase until it meets our standard. This is the same management model used by major construction companies in Japan — quality through oversight, not just through the skill of individual tradespeople.

Question 26

How will I be kept updated during the project?

Accepted Answer

You have a single project manager throughout your project. They send photo and written updates at every milestone — you do not need to ask for them. For clients based overseas or interstate, we can manage the full project remotely with digital reporting throughout. You can also contact your project manager directly at any time.

Question 27

What happens at the final handover?

Accepted Answer

At final handover, your project manager walks through the completed work with you point by point. We use a snag list to identify any items that need attention before the project is formally signed off. We do not consider the job complete until you are satisfied with the result. For clients who cannot attend in person, we conduct a video walkthrough.

Question 28

Do you offer Japanese-language support?

Accepted Answer

Yes. Japan Homes provides full Japanese-language support throughout your project — from the initial consultation and site assessment through to quotes, contracts, progress updates, and final handover. Japan Homes was founded by Mickey Okabe, a Japanese entrepreneur, and Japanese is a working language of the business. Please indicate your language preference when you make your enquiry.

Question 29

Do you offer Chinese-language support?

Accepted Answer

Yes. Japan Homes provides Chinese (Mandarin) language support for property owners who prefer to communicate in Chinese. This includes consultations, quotes, and project updates. Please indicate your preference for Chinese-language support when you first make contact.

Question 30

I live overseas — can you still manage my Australian property project?

Accepted Answer

Yes. We regularly work with Japanese and Chinese property owners who are based in Japan, China, or elsewhere, and cannot be present in Australia during the project. We manage the full process remotely, with regular photo and written updates, video walkthroughs at key milestones, and digital documentation throughout. All communication can be conducted in Japanese or Chinese as preferred.

Honest answers.
No runaround.

About Japan Homes

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